I own a strata duplex. What do I need to know?
I own both lots in a two-lot strata scheme. The buildings are physically detached, and there are no other buildings or parts of buildings, except for a shared concrete driveway, outside of the lots. Is a scheme like this exempt from requiring a capital works fund?
Dealing with disruptive residents in apartment buildings
I am Strata title secretary of 2 detached units as owners. Only the garages are attached.
Is the owner of the other unit allowed to use his garage as accomodation for his friend who comes and goes whenever he feels like it? How does this affect security and the strata insurance?
I am not personally in favour of this as I have no idea who this person is and whether he has a criminal record or not.
Owners Corporation Committee Decisions
I am an elected member of my strata committee. Our strata manager makes immediate decisions on small repairs, but larger repairs are referred to the chair and treasurer for approval. Planning for larger items is handled by the entire committee. Is this correct?
I reported water damage to my ceiling and common wall late last year and further damage a few months later. When I asked whether the owners corporation would take preventative measures to prevent more serious damage, the strata manager said they were waiting on instructions from the chair. Is this usual?
Do we need an annual Fire Safety inspection?
My partner's strata has set a date and time for a fire inspection. It's a two-hour window on a weekday, and my partner isn't available. Although she has provided alternative days, the owners corporation advised they cannot change the date. The only option is for owners to leave a spare key with a committee member. Surely, apartment access would be similar to that of a renter, where they must organise a suitable time for access.
Do freestanding houses in a two-lot scheme need shared building insurance?
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We have two freestanding houses on separate lots, divided by a covenant area (nature strip), and managed as a body corporate under a community titles scheme. There are no shared buildings, only shared easement areas. Are we obliged to share building insurance for the individually owned houses?
Cost of Holding a Special General Meeting
A number of owners of our Owners Corporation have requested that a special General meeting be held to discuss issues of concern to all owners, one being the security of the complex.
Our Strata Manager has said that all costs for holding a special general meeting (hire of room, cost of Strata staff to attend, mail out of Agenda etc) will be charged to those owners who requested the meeting (9 Owners out of 28 in the Owners Corporation).
There is no mention of this condition in the Managers' Agreement, nor is it specified in the Legislation as far as I can see.
Responsibility to replace the screen door and front door
Our six-villa strata plan was registered in 1999. Who is responsible for painting the fly screen door and replacing the mesh? I believe it is the owners corporation's responsibility, but the chairperson and secretary believe it is the owner's responsibility.
If the owners corporation wants to transfer this responsibility to owners, can it only be done by passing a special resolution?
Understanding Office Bearers Liability Insurance
In our small strata, most owners are absentee. The committee chair is one of the few residents. The committee's other members are all absentees but readily contactable.
The chair discovered a major "concealed" water leakage and called in a plumber.
The plumber quoted on repairs but was not instructed to take further action, so the water continued leaking for a considerable time.
The chair did not inform the committee members about the leak or the plumber's visit.